4260 Northrise Dr Las Cruces, NM 88011-7299
Individually Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$540k
Range $486k – $594k (±10%)
Implied cap rate
2.80%
In-place · NOI ÷ last sale
Property ID
US61-0752880
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2013
Construction
FRAME
Total area
5,126 SF
Lot
12.74 ac (554,954 SF)
Zoning code
HI-DENS-RES
APN
4-010-131-006-144
UPID
US61-0752880
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$480k
Comparable Approach
Comparable
$604k
Blend (final)
Blend
$540k
Owner & transaction history
since 2021
7 recorded transactions
Zoning & alternative use
HI-DENS-RES · Las Cruces, NM
Top alternative use upside
Auto repair, garage
$605,000
+37.8%
Restaurant
$540,000
+23.2%
Office building
$540,000
+23.1%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
6 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$540k
Value range
$486k – $594k
±10% around blend
Estimated value / SF
$105 / SF
Confidence
Property data
88
Comparable evidence
60
$486k
blend $540k
$594k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,126 SF
Lot area
12.74 ac
Year built
2013
Stories
2
APN
4-010-131-006-144
Assessed value
$4,957,146
Annual tax
$153,639
3
Income approach: direct capitalization
Partial preview
Income approach indication
$480k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$520k
@ 6.5% CAP return
$480k
@ 7% CAP return
$445k
4
Sales comparison
Partial preview
Sales approach indication
$604k
Range $279k – $604k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$540k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+38%
vs current-use indication
Restaurant
Office Building
Industrial (general)
Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
2.80%
Implied, in-place cap rate for this residential income homes
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$347k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$12.39M
Move the market yield to see immediate price impact.
Value / SF
$2,418
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.30%2.80%3.30%
$312k
$13.58M
$11.15M
$9.46M
$347k
$15.09M
$12.39M
$10.52M
$382k
$16.60M
$13.63M
$11.57M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$153,639
Tax year 2023
Assessed value
$4,957,146
Assessed 2023
Previous assessed
$4,853,330
+2.1% YoY
Effective rate
3.10%
On assessed value
Assessed land
$637,000
Assessed improvement
$4,320,146
Land market value
$1,911,000
Improvement market value
$12,960,437
Total market value
$14,871,437
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2013
Construction
FRAME
Heating
NONE
Buildings
3
Stories
2
Bathrooms
340
Total area
5,126 SF
Lot
12.74 ac (554,954 SF)
Zoning code
HI-DENS-RES
APN
4-010-131-006-144
UPID
US61-0752880
Jurisdiction
DONA ANA
Zoning & alternative use
HI-DENS-RES · Las Cruces, NMZoning HI-DENS-RES · permitted uses
HI-DENS-RES · Las Cruces, NM
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2013
Construction
FRAME
Heating
NONE
Stories
2
Buildings
3
Bathrooms
340
Lot
12.74 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
HI-DENS-RES
Jurisdiction
Las Cruces, NM
Recorded code
HI-DENS-RES
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for HI-DENS-RES in Las Cruces, NM.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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